He said Murphy's development doesn't necessarily signal a coming boom in development -- that would be evident if construction proceeded on speculative buildings not yet leased to firm tenants.

But he said the time is ideal now to get going with grading and lease negotiations because interest rates are low and financing is available.

Some industrial brokers have downplayed Otay Mesa as unattractive to users who prefer a central county location, near executives' homes and the science and engineering activites around UC San Diego on Torrey Pines Mesa.

However, central county sites come at twice the rental rate per square foot, Smith said. They can run as much as 85 cents per square foot versus 35 cents for older Otay Mesa buildings and 60 cents projected at Brown Field Technology Park. In addition, plentiful, industrially zoned land is in short supply outside Otay Mesa.

Murphy said Otay Mesa's location should no longer dissuade potential users. The Interstate 805-905 connection makes transportation efficient, housing is more affordable to young families and qualified workers are nearby.

A bonus is the general aviation airport at Brown Field immediately north -- convenient for corporate jets. And Tijuana's Rodriguez International Airport will provide a convenient international connection point once cross-border customs and immigration facilities are in place.

Security is not an issue, Murphy said.

"I can tell you that in all the buildings we've built here, we have not had one hammer stolen out of our buildings," he said.

Across the border, said Smith, drug-related violence has dissipated. He called Tijuana one of the most "tranquil" cities in Mexico.

"We are ready to go," Murphy said. "We have grading permits and our improvement permits. We are not going to start construction on any buildings but we are starting to market to major campus users of 200-, 400-, 600,000 square feet in one location."